Ground 6 and the Renters’ Rights Act 2025: What Landlords Need to Know About Refurbishment Evictions

The Renters’ Rights Act changes how landlords regain possession in England. Section 21 ends. All assured tenancies move onto a periodic structure. Landlords rely on statutory possession grounds instead.

Ground 6 remains one of the key grounds for possession where major works are planned. It still exists under the Housing Act 1988 as amended by the Renters’ Rights Act. Landlords must meet strict criteria before the court grants possession.

Below is a clear explanation of how Ground 6 works under the new framework.

Ground 6: Possession for Major Works

Ground 6 is a mandatory possession ground. The court must grant possession if the landlord proves the conditions.

This ground applies where the landlord intends to:

• demolish the property

• reconstruct the property

• carry out substantial works to the building

The works must reach a level where they cannot reasonably take place while the tenant remains living in the property.

Ground 6 does not apply to cosmetic improvements. Decorating, kitchen upgrades, or minor refurbishment will not meet the legal threshold.

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Key Conditions Landlords Must Meet

A landlord must show several things to rely on Ground 6.

1. The Works Must Be Substantial

The work must involve major building activity such as:

• structural alterations

• significant internal reconstruction

• major reconfiguration of the building

• demolition or partial demolition

Routine upgrades or maintenance will not satisfy the test.

2. The Works Cannot Be Done With the Tenant in Occupation

The landlord must show the project cannot proceed while the tenant remains in the property.

Courts look at practical issues such as:

• safety risks

• access requirements

• the scale of disruption

• whether the property becomes temporarily uninhabitable

If the works could reasonably proceed while the tenant remains in residence, Ground 6 will fail.

3. The Landlord’s Interest Must Pre-Date the Tenancy

Ground 6 contains a protection against landlords buying a tenanted property and immediately seeking possession for redevelopment.

In most cases the landlord (or superior landlord) must have held their interest in the property before the tenancy began.

The ground also remains available where the interest was acquired through inheritance.

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Notice Period

Under the Renters’ Rights Act framework, landlords must give four months’ notice when using Ground 6.

This longer notice period means refurbishment or redevelopment projects require more planning. Landlords should build this into development timelines.

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Evidence the Court Will Expect

Ground 6 requires proof of a genuine intention to carry out the works.

A court will expect clear evidence. Examples include:

• planning permission where required

• building plans or architectural drawings

• project schedules

• evidence of funding

• contractor agreements or tender documents

The stronger the evidence, the more likely the court accepts the intention as genuine.

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Moving Costs

The law requires payment of removal expenses only in certain social housing cases where the landlord is a relevant social landlord.

Private landlords using Ground 6 do not automatically have a statutory obligation to cover a tenant’s moving costs. Some landlords still choose to offer assistance as part of a negotiated agreement.

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Student Accommodation

Ground 6 is separate from the student possession ground (Ground 4A).

Ground 4A allows landlords of qualifying student HMOs to regain possession in order to re-let to a new group of students for the next academic year.

Ground 6 remains the correct route where the intention involves major construction or redevelopment works rather than routine re-letting.

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Practical Takeaway for Landlords

Ground 6 continues to provide a route to regain possession where major redevelopment is planned. The threshold remains high.

Landlords who intend to rely on this ground should:

1. Confirm the works qualify as substantial.

2. Prepare clear evidence of the project.

3. Allow for the four-month notice period.

4. Ensure the ownership requirements are satisfied before serving notice.

Advance planning reduces risk of delays in court.

Landlords unsure how the new possession regime affects their properties should seek professional advice before serving notice.